Generates 75k/year gross and nets approximately 20k.

For example, 107 Ellis Street will deliver about $20K in Gross Income once stabilized.

I've wasted decades being an employee, and I'm ready to get out of the rat race and start investing to provide homes, jobs and communities!

Impressive Rent-to-Price Ratios: Average rents for 3-bed homes are about $800-$900/month, potentially yielding 12-15% gross returns.Economic Transition: While historically industrial, Bay City is diversifying into healthcare, education, and service sectors.Revitalization Efforts: Downtown redevelopment and community initiatives are breathing new life into the city.Strong Cash Flow Potential: Low property taxes and insurance costs contribute to robust monthly cash flows.Let's crunch some numbers on a hypothetical deal:Purchase Price: $75,000Down Payment (20%): $15,000Mortgage (4.5% interest, 30-year fixed): $304/monthProperty Tax: $100/monthInsurance: $60/monthEstimated Repairs/CapEx: $100/monthProperty Management (10%): $85/monthTotal Monthly Expenses: $649Potential Rent: $850/monthEstimated Monthly Cash Flow: $201Cash-on-Cash Return: About 16.08% (not including appreciation or tax benefits)These are rough estimates, and individual properties will vary.

For lenders/banks, quality vacation rentals are clearly a unique and reliably performing asset class..For investment properties these lenders typically require a minimum 20-25% down payment but since there is higher gross revenue, the investor can often qualify for a higher loan amount.

While I believe anyone can joing CU's (unless they choose to stay private) they could have special considerations, like government employees/servive members where collections are a walk in the park so to speak.

Our lawyer recommends acknowledgments by a title employee only.No sensible buyer buys a property without title insurance and it certainly looks like your buyer is sensible.

(However, now that I see that you have court experience, also consider this: The employee of the law firm who filed the lawsuit(?)

I’m a real estate pro so material participation isn’t an issue, but the majority of my clients are in the $300k-$900k/yr gross household income range and so using STRs is not only the best way to get great ROI on real estate nowadays but the tax benefits are the primary driver for most including myself.  

We are W-2 employees with pretty straightforward tax filing at this point.